Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1 Reliance Rd Middletown, VA 22645

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $799,000

    3.84 acres zoned B2 near I-81 and I-66.

    Lot size:
    3.84 Acres

    Property Features for 1 Reliance Rd

    General Information

    Lot size
    3.84 Acres

    We can help!

    Listing Contact
    Jim Guisewhite
    Jim Guisewhite
    Source: Svn

    Listing Agent: Jim Guisewhite

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Commercial Development Lot in Middletown

    This 3.84-acre commercial development lot is the last available in Middletown Village. Zoned B2, the site allows for 22 multi-family units over commercial space. The property is located just off I-81 at Exit 302, at the corner of Reliance Road and Valley Pike (Rt #11), and two miles from I-66, serving as a gateway entrance into Historic Middletown, Virginia. Neighboring businesses include Comfort Inn, McDonald's, Sheetz, Liberty, WAWA, 7-11, and Dollar General, as well as Laurel Ridge Community College. Residential developments by Ryan Homes and Richmond American are nearing completion in Middletown. The site is suitable for retail, a country market, a restaurant, a medical office, or a hotel. Water and sewer are available at the site. The location presents an opportunity for services in an underserved market. The site is proffered for 22 apartments over commercial, allowing for vertical development to maximize space. Purchase and ground lease options are available, with potential seller financing for a qualified purchaser.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Middletown
    County
    Warren
    State
    Virginia
    Longitude
    -78.268838
    Latitude
    39.029961

    Nearby Similar for Sale

    • $625,000

      Specialty Property For Sale

      Specialty property available for purchase.
      76 Katie Ln, Middletown, VA 22645
      View Details
    • $2,999,900

      Chapel Road Specialty Property

      Specialty property available for sale on Chapel Road.
      1115 Chapel Rd, Middletown, VA 22645
      View Details
    • $2,999,900
      2,969 SF

      Equestrian Estate with Mountain Views

      58+/- acre estate perfect for equestrian or hobby farm.
      1115 Chapel Rd, Middletown, VA 22645
      View Details
    • $599,900
      3,730 SF

      7994 Main St, Middletown, VA 22645

      Mixed-use properties • 3,730 SF
      7994 Main St, Middletown, VA 22645
      View Details
    • Contact for pricing
      3.88 Acres

      Historic Wayside Inn, Middletown, VA

      Prime Commercial Property, 22 Suites
      7783 Main St, Middletown, VA 22645
      View Details
    • $1,300,000

      Historic Wayside Inn Opportunity

      Historic inn with 22 suites, bars, and expansion potential.
      7783 Main St, Middletown, VA 22645
      View Details

    FAQs

    What type of property is this?
    Commercial land - 3.84 acres zoned B2 near I-81 and I-66.
    Where is this commercial land located?
    The property is located at 1 Reliance Rd Middletown, VA.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: - Prime commercial development lot at I-81, Exit #302, gateway to Middletown, VA.; - Zoned B2 allowing 22 multi-family units over commercial space.; - High-visibility corner location at Reliance Road and Valley Pike (Rt #11).
    (540) 535-0808
    Request Owner's contact information
    1 Reliance Rd Middletown, VA 22645
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    1 Reliance Rd
    Middletown, VA 22645
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1 Reliance Rd Middletown, VA 22645
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Jim Guisewhite
    Jim Guisewhite
    Real Estate License ID: #0225181417
    (540) 535-0808 (540) 325-0573 (952) 820-1600
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!